4 Bears Terrace, Lanner, Redruth, Cornwall

Description

Vacant mid terrace cottage with ground floor entrance porch, reception room and kitchen; first floor two bedrooms and shower room; rear garden/patio area with outside tap. GIA approximately 49.46 sq m (532 sq ft). An eight week completion period is applicable to this lot.

Accommodation

Ground Floor - Entrance Porch, Reception Room, Kitchen. First Floor - Two Bedrooms, Shower Room. Rear Garden/Patio area with outside tap. GIA approximately 49.46 sq m (532 sq ft).

Location

Lanner Village has local amenities including shops, a post office, public house, baker and a primary school. Nearby Redruth offers more extensive shopping, banks and building societies, and both primary and secondary schools. Lanner Village is situated on the main bus route to Camborne, Falmouth and Truro and offers many countryside walks.

Tenure / Property Information

Investment Analysis

The evidence is mixed. The same property is recorded at £100,000 and £140,000 on 10 July 2026, while other Bears Terrace sales range from £156,000 to £255,000 but are older, different properties and may differ in size or condition. A base GDV of £140,000 is therefore used, with a broad evidence-supported range of £100,000–£156,000. The £120,000 guide is below the base comparable but condition, specification and sale circumstances are not evidenced.

Investment Snapshot

Strategy Recommendation

Consider only as a cautious income-led purchase subject to survey, confirmation of the £1,200 pcm rent and full review of the Special Conditions. Do not rely on a flip or BRRR strategy without verified costs and fees.

Works Required

No specific defects or refurbishment requirements are evidenced. Allow for inspection, cleaning and any repairs or updating identified by a survey, but no works budget can be supported from the supplied evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £140,000 base GDV, 75% refinance is approximately £105,000, below the £120,000 guide before any works, fees or finance costs. As refurbishment costs and buyer or administration charges are not supplied, total project cost and cash left in cannot be calculated. BRRR viability is therefore unproven.

Buy-to-Let Analysis

At the £120,000 guide and the advertised asking rent of £1,200 pcm, the headline gross yield is 12.0%. This is based on an asking rent rather than achieved rent and excludes finance, maintenance, voids, management, insurance, taxes and purchase costs. BTL may be viable if the rent is achievable and inspection confirms acceptable condition, but net returns cannot be established.

Flip Analysis

A base GDV of £140,000 indicates a nominal £20,000 difference above the £120,000 guide before works, selling costs, finance, taxes and other charges. The margin is not a supported flip surplus because refurbishment costs and selling allowances are unavailable. The conflicting £100,000 and £140,000 same-address records materially increase valuation risk.

Investor Risks & Due Diligence

• Conflicting same-address sold prices of £100,000 and £140,000 on the same date.

• Condition and refurbishment requirements are not evidenced.

• The £1,200 pcm figure is an advertised asking rent, not an achieved or passing rent.

• Buyer, administration, seller and other third-party charges are unspecified.

• The applicable eight-week completion period may restrict finance and due diligence timing.

• EPC, council tax, heating and parking information are not supplied.

Recommendation

Consider only as a cautious income-led purchase subject to survey, confirmation of the £1,200 pcm rent and full review of the Special Conditions. Do not rely on a flip or BRRR strategy without verified costs and fees.

Strategy Rating

Analysis Confidence

The property description, guide, tenure, occupancy, rental asking evidence and several sales are supplied, but the same-address sales conflict and there is no condition report, EPC, costed works schedule, fee schedule or verified achieved rent.